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• r <br /> f. Applications for any other land use regulatory permits which <br /> may be required by ordinance, but excluding variances and <br /> conditional use permits except as specified in Section 12.B.2 <br /> and Section 14 of this ordinance. <br /> g. Short subdivisions as specified by the short subdivision ordi- <br /> nance <br /> h. Nonconforming use expansion permits. <br /> 2. Recommendations. The decision of the Examiner on the following <br /> matters shall constitute a recommendation to the City Council <br /> which shall have the final authority to act on such applications: <br /> a. Rezones, except rezone requests exceeding 3 acres in size <br /> and area-wide rezonings recommended to the City Council <br /> by the Planning Commission. <br /> b. Preliminary and Final plats as prescribed by the State and <br /> City subdivision laws, except for those preliminary and final <br /> plats exceeding 75 lots in size. <br /> c. Shoreline management substantial development permits <br /> except for permits requested for projects exceeding five <br /> acres in size. <br /> d. Planned residential developments except for proposed <br /> developments exceeding 50 residential units in size. <br /> e. Special property use permits. <br /> f. Conditional use permits. <br /> 3. Jurisdiction Retained by Planning Commission. Under the <br /> provisions of City Ordinance 3-68 and RCW 35.63, the Planning <br /> Commission shall retain jurisdiction for all applications for <br /> development not assigned to the Hearing Examiner by this <br /> Ordinance. <br /> B. Recommendation or Decision, Conditions <br /> 1. The Examiner's recommendation or decision may be to grant or <br /> deny the application, or the Examiner may recommend or require <br /> of the applicant such conditions, modifications and restrictions as <br /> the Examiner finds necessary to make the application compatible <br /> with its environment and carry out the objectives and goals of the <br /> -4- <br />